Planning Permission deals with the appearance of the proposal and the effect it will have on neighbouring properties and the general environment.

Building Regulations deals with the constructional details of building works to ensure the health and safety of people in and around the building.

Building Regulation Applications are valid for 3 years from the date of deposit and planning applications are valid for 5 years from the date of approval. Work must start (but need not be finished) in these times or a new application fee will be required.

Yes there is a fee payable to the city council. The amount will depend on the type of work and is laid down in an annual scale of charges through ‘The Building (Local Authority Charges) Regulations 1998.

Work to be carried out to improve access for a disabled person however is normally exempt from charges.

A Full Plans application usually involves a 2-stage payment. The first stage is a Plan Fee, which must be paid at the time you submit your plans, and the second stage is an inspection fee, which is payable after the first inspection of work on site has been carried out

The fee for a Building Notice submission is a single charge equal to the sum of both the plan and inspection fees and payable at the time the Notice is submitted.

When installing a new WC or bathroom that involves new waste pipes or underground drainage.

When installing a heating appliance or boiler (unless the work is supervised by an approved installer).

When building a house extension, (however most conservatories, car ports and porches are exempt).

When converting a house to flats or bed-sits.

When building an attached garage.

When making general alterations that mean altering a load bearing internal wall or work which affects the existing means of escape routes.

When converting a loft or other roofspace.

When replacing or adding new windows to a house.

When replacing or renovating a thermal element (roof, external wall or floor). Renovation in relation to a thermal element means the provision of a new layer or replacement of an existing layer in the element, thus re-plastering an external wall or replacement of roof tiles will require an application form.

For a carport if open on two or more sides with a floor area of 30 square metres or less.

For a conservatory with a floor area of 30 square metres or less and wholly or partly glazed with glazing which complies with the safety standards of BS 6206 (1981), and with the conservatory area separated from the main dwelling by the existing external door.

Generally, when building a detached garage that is more than 1 metre from the boundary and has a floor area of 30 square metres or less.

Building Consultancy’s job is to make sure buildings are safe for the public by checking that the building work has all been carried out in accordance with the Building Regulations.

If our surveyors believe that an infringement has occurred they will identify the problem to the builder and give them the opportunity to put it right. If the builder is still unable or unwilling to do this, the Building Consultancy Enforcement Officer will take over and work with the builder to ensure that the contravention is corrected. This is why it is important to involve the Building Surveyor from the earliest stages in order to avoid costly errors.

In some extreme cases where the work is very poor and the builder fails to rectify the problems to his satisfaction, the Enforcement Officer will take the matter to court and prosecute the builder.